There is a cost to prepping the home for burning which includes removal of all hazards and permits.  

The most compliments I always get on our house is that it's big enough for everyone to spread out and not feel like they're on top of each other.

This meant I couldn’t pursue the driver personally and had to rely on their car insurance, which settled for $25K—their maximum coverage.Unfortunately, the crash added $77K in unexpected costs, including $41K in repairs and extended holding costs.

It just feels like I’ve been making a lot of short term sacrifices for long term gains and I have to be really diligent with money management. or I could also just try to borrow money for the renovation, and pay off the line of credit over time, but I feel like that really would limit me and if the stock market(my collateral) went down I could also see some trouble. 

Quote from @Jaycee Greene: As long as you feel you can cover large capex, there's not much need to keep much cash in the account, though I would keep the SD in there, so it looks like you're not co-mingling funds. 

Would that loan include the renovation costs based on the ARV?

My suggestion is to build a spreadsheet and include the net cash flow to you for every month of the deal, then use the IRR function to figure out your return. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.

Feel free to reach out any time.

We have lots of interest and showings, so we feel our rental rate is right at market.